02-18-03 PCHORT"reit%T ASSOCI Tto CONSULTANTS" M"C'
5775 Wayzata Boulevard, Suite 555, St. Louis Park, MN 55416
Telephone: 952.595.9636 Facsimile: 952.595.9837 planners@nacplanning.com
PLANNING REPORT
TO: Otsego Mayor and City Council
Otsego Planning Commission
FROM: Daniel Licht
RE: Otsego - Riverwood Conference Center, Office Expansion
REPORT DATE: 11 February 2003 APPLICATION DATE: 15 January 2003
NAC FILE: 176.02 - 03.03 CITY FILE: 2003-02
BACKGROUND
Riverwood Inn and Conference Center has submitted plans to convert an existing
garage/shop building into office space. The new office space is necessary to provide
space for employees currently occupying what is intended to be guest rooms and to allow
for remodeling of some existing spaces for new guest suites. This project is part of an
overall effort to update and expand Riverwood Inn and Conference Center.
The subject site is guided for commercial uses by the Comprehensive Plan. Zoning
applied to the site is divided between an R-1/PUD District on the north portion of the site
(also within the W/S District) and a PUD District on the south portion of the site which
includes the inn and conference center. The conversion of the existing accessory building
to an office use requires amendment of the PUD District.
FYhihitc-
A. Site Location
B. Site Plan
C. Floor Plans
ANALYSIS
Use. Riverwood Inn and Conference Center operates under a PUD District agreement
executed on 30 December 1991. The following table outlines the uses allowed under the
PUD agreement, existing facilities and proposed facilities being undertaken as part of the
remodeling of the facility based on information provided by the applicant:
The number of rooms in use currently or under the proposed conditions is less than
approved under the PUD agreement, although the allotments are changed. The current
seating capacity at the restaurant exceeds that allowed under the PUD agreement.
Expansion of the seating area for the restaurant was not to be more than 120 persons
without a reevaluation of on-site sewage treatment and parking supply.
Setbacks. At the time the PUD District was established, a twenty foot setback was to be
required from the east property line. The subject structure encroached into this setback
and is only 15 feet from the east lot line. The City has since amended its Zoning
Ordinance reducing the comparable setback in the B-3 General Business District from 20
feet to 10 feet. As such, the 15 foot setback of the building does not present an issue
despite the increase intensity in use of the building.
Building Design. No elevations have been provided for the existing building, which is a
two story structure with wood siding. The existing wood siding does not conform with the
material requirements for commercial buildings outlined in Section 20-17-413.1 of the
Zoning Ordinance. Accommodation of the wood siding is appropriate under the PUD
District given the construction of other buildings on the property and their intended
character. The two story height of the building is within the 35 feet typically allowed for
commercial buildings.
The interior of the building will include four formal offices, open office space, two
restrooms, a shop area, and a mechanical room. Not shown on the plans is an attached
garage space that is slightly larger than a two stall garage. The office space measures
approximately 2,600 square feet.
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Approved
Existing
Proposed
77
59
61
Guest Rooms
Offices
4
11
11
Storage Rooms
1
2
2
Conference Rooms
6
7
7
Restaurant Seating
120
170
170-200
The number of rooms in use currently or under the proposed conditions is less than
approved under the PUD agreement, although the allotments are changed. The current
seating capacity at the restaurant exceeds that allowed under the PUD agreement.
Expansion of the seating area for the restaurant was not to be more than 120 persons
without a reevaluation of on-site sewage treatment and parking supply.
Setbacks. At the time the PUD District was established, a twenty foot setback was to be
required from the east property line. The subject structure encroached into this setback
and is only 15 feet from the east lot line. The City has since amended its Zoning
Ordinance reducing the comparable setback in the B-3 General Business District from 20
feet to 10 feet. As such, the 15 foot setback of the building does not present an issue
despite the increase intensity in use of the building.
Building Design. No elevations have been provided for the existing building, which is a
two story structure with wood siding. The existing wood siding does not conform with the
material requirements for commercial buildings outlined in Section 20-17-413.1 of the
Zoning Ordinance. Accommodation of the wood siding is appropriate under the PUD
District given the construction of other buildings on the property and their intended
character. The two story height of the building is within the 35 feet typically allowed for
commercial buildings.
The interior of the building will include four formal offices, open office space, two
restrooms, a shop area, and a mechanical room. Not shown on the plans is an attached
garage space that is slightly larger than a two stall garage. The office space measures
approximately 2,600 square feet.
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Off -Street Parking. The approved site plan illustrates 144 parking stalls and additional
space for 20 stalls, which were deferred until there was a demonstrated need based on a
planned expansion of the restaurant. The table below shows the calculation of required
parking from 1991:
Use
Ratio
Required
Stalls
Conference Center
1 stall / room +
102
(77 rooms / 25 employees)
1 stall / employee
Restaurant
1 stall / 3 seats
40
(120 seat capacity)
TOTAL 1 142
The changed allotment of space within the conference center and expansion of seating
within the restaurant requires reevaluation of the parking supply using the same ratios
originally applied to the site:
Use
Ratio
Required
Stalls
Conference Center
(61 rooms)
Restaurant
(170-200 seat capacity)
1 stall / room + 61
1 stall/ employee
1 stall / 3 seats 57-67
TOTAL 1 118-128
The current supply of rooms and seating at the restaurant require 118 to 128 stalls. The
applicant will need to identify how many employees there are on a maximum shift at
Riverwood to determined the total required number of stalls. Continued deferment for
construction of required parking stalls will require documentation that the present supply
is adequate.
Screening. Section 20-16-7 requires minimum landscape and screening be provided
wherever a commercial use abuts a residential use. The location of the existing building
is immediately west of a dwelling on the adjacent property. No addition landscaping or
screening measures have been proposed as part of converting the existing garage to an
office use. City staff has been on the property within the last several weeks and observed
that there is significant vegetation between the building and the east property line. This
vegetation effectively screens the building. Furthermore, the orientation of the building is
to the north, south and west with no windows or doors along the east wall.
3
Lighting. The floorplans do not identify installation of any new exterior lighting. Any new
lighting that is to be installed must be a shoebox design with a full 90 -degree horizontal
cut-off in compliance with Section 20-16-10 of the Zoning Ordinance.
Utilities. The proposed office space includes two restrooms. No utility plan has been
submitted for sewage disposal. The terms of the PUD Development agreement specify
that prior to any additions or remodeling, the existing on-site septic systems are to be
evaluated by the City Engineer. An evaluation of the on-site system is appropriate at this
time given the changes in allotments for guest rooms, offices, storage, conference rooms
and seating capacity at the restaurant. Any and all additions or modifications to these
systems deemed necessary by the City Engineer are to be undertaken in accordance with
the PUD agreement.
Development Contract. If the requested PUD amendment is approved, a revised
development agreement will be required specifying the terms and conditions under which
the use is to continue operations. The development agreement is subject to review and
approval of the City Attorney.
Criteria. Amendments to established PUD Districts are processed as Zoning Ordinance
amendments. As such, the Planning Commission and City Council are to consider the
request in light of the criteria outlined in Section 20-3-21 of the Zoning Ordinance with
their decision based upon (but not limited to) the following factors:
1. The proposed action's consistency with the specific policies and provisions of the
official City Comprehensive Plan.
Comment: The Comprehensive Plan recognizes the existing commercial use of the
subject site and anticipates it being continued_ The proposed conversion of an
existing building for office uses is part of a larger remodeling effort for the Riverwood
Inn and Conference Center, which is encouraged by the Comprehensive Plan.
2. The proposed use's compatibility with present and future land uses of the area.
Comment: The proposed use is anticipated to be compatible with the existing use
of the subject property and the existing and planned rural residential character
surrounding it. Existing vegetation and the orientation of the building to be used as
an office minimize compatibility issues.
3. The proposed use's conformity with all performance standards contained in the
Zoning Ordinance (i.e., parking, loading, noise, etc.).
0
Comment: The proposed use will be required to comply with all applicable Zoning
Ordinance requirements and those requirements previously entered into as part of
the PUD District and development agreement.
4. The proposed use's effect upon the area in which it is proposed.
Comment: Although there is an existing residence immediately to the east of the
subject building, no negative impact is anticipated because of existing vegetation,
the orientation of the existing building and low intensity character of office uses.
5. The proposed use's impact upon property values of the area in which it is proposed.
Comment. Although no study has been completed, the proposed use is not
anticipated to negatively impact area property values.
6. Traffic generation by the proposed use in relation to the capabilities of streets
serving the property.
Comment. The subject site is accessed via CSAH 39, which has adequate capacity
to accommodate traffic generated by the site. The PUD District and development
agreement includes specifc requirements that the City may cause changes to the
site access if necessary.
7. The proposed use's impact upon existing public services and facilities including
parks, schools, streets, and utilities and its potential to overburden the City's
service capacity.
Comment: The proposed use is not anticipated to have a negative impact to the
City's service capacity provided that the on-site septic system is found to be
functioning properly and capable of handling the expanded office and restaurant
use.
CONCLUSION
The proposed conversion of an existing garage building to an office use for Riverwood Inn
and Conference Center does not appear to present significant impact. However, the
proposal to install bathroom facilities and the expanded seating that has been added to
the restaurant require that the existing on-site septic system be evaluated. Additional
employment information must also be provided to determine if the existing supply of off-
street parking is adequate. Subject to resolution of these issues, our office recommends
approval of the request as outlined below.
5
A. Motion to approve an amendment to the PUD District for Riverwood Inn and
Conference Center, subject to the following conditions:
1. The conditions of the PUD Agreement dated 30 December 1991 remain in
full effect except as expressly modified herein.
2. Riverwood Inn and Conference Center shall not exceed the total allotments
for guest rooms, offices, storage rooms and conference rooms as listed
below. Any expansion or alteration of the allotments below is to be
processed as an amendment of the PUD as provided for by the Zoning
Ordinance.
Guest Rooms
Offices
Storage Rooms
[1200
Conference Rooms
Restaurant Seating
3. Information on employment is to be provided to determine required off-street
parking. Continued deferment of facility parking requirements may be
allowed provided justification is submitted by the property owner and
approved by the City Council. The City shall hold the right to require the
construction of the deferred parking space if it determines a need exists.
4. Prior to the issuance of any building permit necessitated by new additions
or remodeling of any portion of the Riverwood Inn and Conference Center
and its related accessory activities, on-site sewage disposal systems shall
be evaluated by the City Engineer. Any and all additions or modifications to
said systems deemed necessary by the City Engineer shall be undertaken
in accordance with their directives and if such improvements are phased
over time, security deposits shall be posted with the City at the time of
building permit application if considered necessary by the Zoning
Administrator.
5. Any exterior lighting that is to be installed shall be fully shielded with a 90
degree horizontal cut-off, subject to review and approval of City Staff.
6. The applicant shall enter into a development contract with the City, abide by
its terms and conditions and pay all applicable fees and securities, subject
to review and approval of the City Attorney.
0
7. Comments of other City Staff.
B. Motion to deny the application based on a finding that the request is inconsistent
with the Comprehensive Plan, Zoning Ordinance and PUD District.
C. Motion to table the request.
PC. Mike Robertson
Judy Hudson
Andy MacArthur
Ron Wagner
Alena DeCandia
7
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NAC
BASE MAP DADA PROVDED BY
Hcdurwn
Anderson
PREPARED OCTOBER ]001
NOTE:
THIS MAP IS FOR PLANNING
PURPOSES ONLY AND SHOULD
NOT BE USED FOR EXACT
MEASUREMENT.
OTSEGO
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PROPOSED OFFICE
I1'MIT RESTAURANT OCCUPANCY TO 120 PERSONS
OFjLRE-EXAMINE PARKING/SEWAGE TREATMENT
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1 ' Anderson
Assoc., Inc.
MEMORANDUM
3601 Thurston Avenue, Suite 101, Anoka, MN 55303
Phone: 763/427-5860 Fax: 763/427-0520
To: Honorable Mayor and City Council
From: Ronald J. Wagner, PE
cc: Mike Robertson, Administrator
Dan Licht, NAC
Judy Hudson, Clerk
Date: February 11, 2003
Re: Riverwood Convention Center
Garage Conv. to Offices
We have reviewed the PUD Application by Riverwood and find no engineering issues as no
buildings are being added and no grading is occurring. We recommend the City hire an on-site
septic system specialist to evaluate the current system. The additional wastewater from the two
proposed bathrooms must be able to be accommodated by the current system.
Civil e'rMunicipal ��
Engineering
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